Most people in Atlanta I've talked to aren't finding deals either. 4% cap rates on multi's, just absolute crap properties selling for full retail price that need $50 in rehab in a B area.

.) - Was passively hinted at being sued by one tenant, and explicitly threatened to be sued by a former tenant - Had 2 tenants cancel their leases early - Plunged someone’s crap out of a toilet in my Airbnb unit (never again!)

Honestly I'd rather own some of the crap off Birch Street before that area if that tells you anything. just my two cents. 

Most HOA's are pieces of crap.

However I dont know how to use it really, is there a tutorial somewhere?

When I started my first fundings of turn key operators back in 2001 ish.. you had many of them concentrating on the HIGHEST return on paper deals.. and most of them that survivied and have thrived have done exactly what you did or do.. they move up in asset class and let those who are chasing paper yields play in those areas.Its a crap shoot that's for sure and many locals can pull off the lower end stuff but they work it day in day out its what they do and they EARN their dollars. 

Those sites are crap and a waste of your time.

I don't put up with this kind of crap.  

When we went to look at it up close we saw that carpets were recently installed directly on the concrete with no underlayment or tack strips and the carpet was crap worth about 10cents per foot.  

Your state is not as friendly for filing as mine, but you can do this stuff yourself without a lawyer or crap-*** site like LegalZoom.